25420 Islas Dr · Burnt Store Marina, FL 33955

$339,990

4 bd · 2.0 ba · 1,808 sqft · Land · 42 Days on market

Built 2026 9,580 sqft lot $30/mo HOA · 1% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed | 3 bath | 3-bay | 1808 sqft

Key facts

• 9,580 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot approximately 0.22 acre (public maintained paved road); Zoning: PDR; Permit number: 20260100941
• HOA & community: HOA: Burnt Store Village Property Owners Association; Monthly HOA fee approximately $30.83 (required; association approval required); Pets allowed

Exterior

• Parking: Attached 2-car garage with 19x20 dimensions; Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Broadband / high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One level; Facing south; Under construction (projected completion August 25, 2026)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Builder: Century Complete (Model: BISCAYNE)
• Exterior features: Exterior lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater; Other kitchen appliances
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closets; Double pane / insulated / thermal windows; Other interior features
• Laundry & utility: Indoor laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (21.7% below list).
• Recommended offer: $266k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#354 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1481 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 41% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $340k implies a 580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,071 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.24×
• Total profit: $-72,717
• Equity at exit: $50,694

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-85,852
• Equity at exit: $29,396

Cash invested: $95,197 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$30
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-278

Break-even live

Break-even rent $3,012

Max offer price $299,816

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	0.22mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	13d	1	0.34mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	20d	1	0.35mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	20d	1	0.36mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	20d	1	0.40mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	20d	1	0.54mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	20d	1	0.66mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	20d	1	0.68mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	20d	1	0.93mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	20d	1	1.04mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 33 events

1. 2026-06-18
   days on market $339,990 Active 42 DOM
2. 2026-06-17
   days on market $339,990 Active 41 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   days on market $339,990 Active 40 DOM
5. 2026-06-15
   days on market $339,990 Active 39 DOM
6. 2026-06-14
   days on market $339,990 Active 37 DOM
7. 2026-06-13
   days on market $339,990 Active 36 DOM
8. 2026-06-10
   days on market $339,990 Active 34 DOM
9. 2026-06-09
   days on market $339,990 Active 33 DOM
10. 2026-06-08
    days on market $339,990 Active 32 DOM
11. 2026-06-07
    days on market $339,990 Active 31 DOM
12. 2026-06-05
    days on market $339,990 Active 28 DOM
13. 2026-06-03
    days on market $339,990 Active 27 DOM
14. 2026-06-02
    days on market $339,990 Active 26 DOM
15. 2026-06-01
    days on market $339,990 Active 25 DOM
16. 2026-05-31
    days on market $339,990 Active 24 DOM
17. 2026-05-30
    days on market $339,990 Active 23 DOM
18. 2026-05-08
    listed $339,990 Active 34-char remark

    Show marketing remark (34 chars)

    4 bed | 3 bath | 3-bay | 1808 sqft

19. 2026-05-07
    listed $339,990 Active
20. 2025-01-17
    soldstatus $50,000
21. 2025-01-15
    soldstatus $50,000 Closed 664-char remark

    Show marketing remark (664 chars)

    Build your dream home on this fabulous OVERSIZED lot in Burnt Store Village! This family friendly, non-gated community has county water/sewer available! Low annual HOA fees that are paid yearly. NOT located in a flood zone, therefore no flood insurance required! Convenient to US 41 and I-75, as well as Punta Gorda Airport and Southwest Florida International Airport. Close proximity to shopping, dining, golf courses, and the beautiful beaches of SWFL! Seller is a builder and has built many homes in this community. If you would prefer another homesite, or would like to acquire more lots, seller has multiple locations to choose from! Inquire for more details!

22. 2024-11-19
    status Pending 664-char remark

    Show marketing remark (664 chars)

    Build your dream home on this fabulous OVERSIZED lot in Burnt Store Village! This family friendly, non-gated community has county water/sewer available! Low annual HOA fees that are paid yearly. NOT located in a flood zone, therefore no flood insurance required! Convenient to US 41 and I-75, as well as Punta Gorda Airport and Southwest Florida International Airport. Close proximity to shopping, dining, golf courses, and the beautiful beaches of SWFL! Seller is a builder and has built many homes in this community. If you would prefer another homesite, or would like to acquire more lots, seller has multiple locations to choose from! Inquire for more details!

23. 2024-11-15
    price $49,900 664-char remark

    Show marketing remark (664 chars)

    Build your dream home on this fabulous OVERSIZED lot in Burnt Store Village! This family friendly, non-gated community has county water/sewer available! Low annual HOA fees that are paid yearly. NOT located in a flood zone, therefore no flood insurance required! Convenient to US 41 and I-75, as well as Punta Gorda Airport and Southwest Florida International Airport. Close proximity to shopping, dining, golf courses, and the beautiful beaches of SWFL! Seller is a builder and has built many homes in this community. If you would prefer another homesite, or would like to acquire more lots, seller has multiple locations to choose from! Inquire for more details!

24. 2024-10-31
    price $55,000 664-char remark

    Show marketing remark (664 chars)

    Build your dream home on this fabulous OVERSIZED lot in Burnt Store Village! This family friendly, non-gated community has county water/sewer available! Low annual HOA fees that are paid yearly. NOT located in a flood zone, therefore no flood insurance required! Convenient to US 41 and I-75, as well as Punta Gorda Airport and Southwest Florida International Airport. Close proximity to shopping, dining, golf courses, and the beautiful beaches of SWFL! Seller is a builder and has built many homes in this community. If you would prefer another homesite, or would like to acquire more lots, seller has multiple locations to choose from! Inquire for more details!

25. 2024-09-14
    listed $59,900 Active 664-char remark

    Show marketing remark (664 chars)

    Build your dream home on this fabulous OVERSIZED lot in Burnt Store Village! This family friendly, non-gated community has county water/sewer available! Low annual HOA fees that are paid yearly. NOT located in a flood zone, therefore no flood insurance required! Convenient to US 41 and I-75, as well as Punta Gorda Airport and Southwest Florida International Airport. Close proximity to shopping, dining, golf courses, and the beautiful beaches of SWFL! Seller is a builder and has built many homes in this community. If you would prefer another homesite, or would like to acquire more lots, seller has multiple locations to choose from! Inquire for more details!

26. 2014-10-24
    soldstatus $8,000 Sold
27. 2014-10-24
    soldstatus $16,000
28. 2014-09-24
    status Pending
29. 2014-06-10
    historical
30. 2014-04-04
    price $10,500
31. 2014-04-03
    price $9,000 Active
32. 2014-04-03
    status Active
33. 2013-10-27
    listed $13,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone D · 13% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,929
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − HOA: −$360
• − Depreciation: −$9,891
• Taxable loss: −$9,275
• Est. tax savings @ 24.0%: +$2,226
• After-tax cash flow: $-1,106/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 of 73 in FL

Livability — Burnt Store Marina

• Score: 72/100
• State rank: #354
• US rank: #6145

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+2515.3% since first listed

16 events — show timeline

• 2026-05-08 Listed $339,990 Zillow
• 2026-05-07 Listed $339,990 Stellar MLS as Distributed by MLS Grid
• 2025-01-17 Sold (Public Records) $50,000 Public Records
• 2025-01-15 Sold (MLS) $50,000 FORTMLS
• 2024-11-19 Pending — FORTMLS
• 2024-11-15 Price Changed $49,900 FORTMLS
• 2024-10-31 Price Changed $55,000 FORTMLS
• 2024-09-14 Listed $59,900 FORTMLS
• 2014-10-24 Sold (Public Records) $16,000 Public Records
• 2014-10-24 Sold (MLS) $8,000 Stellar MLS as Distributed by MLS Grid
• 2014-09-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Price Changed $10,500 Stellar MLS as Distributed by MLS Grid
• 2014-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-03 Price Changed $9,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-27 Listed $13,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $627 · +9.1% YoY. Source: county tax records.